Overview: Are STRs allowed in Paia?

Short‑term rentals (less than 180 days) are allowed in Paia, but they are strictly regulated. Single‑family “short‑term rental homes” (STRHs) and bed & breakfast (B&B) homes require permits issued by Maui County. The Paia‑Haiku Community Plan Area (CPA) is capped at 48 STRH permits, with 37 approved as of October 2025 (77% of the cap). Many condo and apartment‑zoned properties statewide can short‑term rent without a separate STRH/B&B permit under established case law (e.g., “Minatoya list”), but availability is property‑specific and not a blanket rule for Paia single‑family homes. All STR operators must pay Hawaii General Excise Tax (GET) and Transient Accommodations Tax (TAT), and the State has established a 180‑day minimum lease threshold for long‑term tenancies.

Bottom line for investors: Paia single‑family STRs are permitted but quota‑limited and compliance‑intensive. Condo‑or apartment‑zoned units that are on Maui’s pre‑existing “Minatoya”‑type lists may rent short‑term without a County STRH/B&B permit; confirm each property’s status.

How to start a STR business in this market (step‑by‑step)

• Confirm zoning eligibility. For single‑family homes, plan to pursue a STRH or B&B permit. For condos/apartments, verify whether the unit is on Maui’s pre‑existing short‑term rental list or is otherwise legally eligible under current County zoning/community plans.
• Apply for the correct County permit:
  • STRH (Short‑Term Rental Home) via the County’s MAPPS system if you are pursuing a single‑family STR in the Paia‑Haiku CPA. This requires a designated on‑island manager who can be reached at all times and arrive onsite within one hour, with all parking onsite. Bedrooms are capped at 6 total across up to 2 licensed STRH dwellings on the parcel.
  • B&B permit (if seeking an owner‑occupied bed & breakfast operation).
  • Conditional Use Permit (CPU) or State Land Use Commission Special Use Permit (SUP) if your property’s zoning or land use requires it.
  • Zoning & Flood Confirmation (County MAPPS) as supporting documentation.
• Obtain State tax credentials and set up tax compliance:
  • GET (General Excise Tax) license.
  • TAT (Transient Accommodations Tax) registration.
• Prepare for annual renewal and ongoing compliance. The County periodically reviews community plan STR restrictions and can adjust caps, processes, or requirements once permits reach a high percentage of the cap (e.g., 90%). Ordinance 5300 (effective Nov 26, 2021) updated B&B and STRH regulations and remains the statutory baseline for current rules.
• Monitor Maui County legislative activity regarding proposed restrictions on short‑term rentals in certain condo complexes. While not directly tied to Paia single‑family STRH/B&B permitting, policy shifts in this area can affect the broader STR investment landscape.

Required documents, permits, licenses, and guidelines

• County of Maui
  • Short‑Term Rental Home (STRH) Application.
  • Bed & Breakfast Home Permit (B&B) application (owner‑occupied).
  • Conditional Use Permit (CPU), if applicable.
  • Land Use Commission Special Use Permit (SUP), if applicable.
  • Zoning & Flood Confirmation (MAPPS).
  • STRH/B&B compliance documentation: designated on‑island manager contact information, parking plan demonstrating onsite parking only, advertising samples showing the permit number, unit count, etc.
  • Ordinance 5300 (effective Nov 26, 2021) — governing B&B and STRH permits.
  • Publication “Permitted Short‑Term Rental Homes (STRH) List,” showing active permits by CPA (issued/renewed through 10/08/2025).
• State of Hawaii
  • General Excise Tax (GET) license.
  • Transient Accommodations Tax (TAT) registration.
  • Long‑term rental threshold: HRS § 521‑71 defines long‑term residential tenancies as 180 days or more; rentals under 180 days are STRs and must comply with county permit and tax requirements.

Specific regulations for STRs in Paia (city), Maui County (county), and Hawaii (state)

• Paia/Haiku CPA caps:
  • Short‑Term Rental Homes (STRHs) in the Paia‑Haiku CPA are limited to 48 permits. As of 10/08/2025, 37 permits were approved/issued (77% of the cap).
• STRH operational requirements:
  • Must have a designated manager available by telephone at all times and able to arrive onsite within one hour.
  • All parking must be onsite; no street parking.
  • Advertising must display the STRH permit number.
  • Up to 6 bedrooms total across up to 2 licensed STRH dwellings per parcel.
• B&B permits:
  • Separate B&B permitting regime under Ordinance 5300 and MCC Chapter 19.64.
  • Typically owner‑occupied; different unit caps and operating rules than STRHs.
• CPU/SUP:
  • Some properties require a Conditional Use Permit or Land Use Commission Special Use Permit depending on zoning and land use designation.
• State of Hawaii:
  • GET and TAT obligations apply to all STRs.
  • Long‑term tenancy threshold is 180 days (HRS § 521‑71); any tenancy shorter than 180 days is short‑term and falls under county permit/tax rules.
• Legislative context:
  • Maui County has been considering and advancing bills to restrict short‑term rental operations in certain condo complexes. If enacted, enforcement is likely to be challenged in court. While this does not directly govern Paia single‑family STRH/B&B permits, investors should monitor ongoing council action.

Contacts and official resources

• County of Maui, Department of Planning (Permits & Development Applications)
  • Phone: Not listed in provided source.
  • Website (applications/forms): See “Short-Term Rentals” and “Short-Term Rental Home (STRH) Application” pages under Maui County.
  • Physical address: County of Maui, 200 S. High St., Kalana O Maui Bldg., Wailuku, HI 96793 (Information Desk in 2nd‑floor lobby).
  • Maui’s Automated Planning and Permitting System (MAPPS): see the County’s MAPPS portal.
• Hawaii State taxation (GET and TAT)
  • General Excise Tax (GET): Hawaii Department of Taxation — GET information.
  • Transient Accommodations Tax (TAT): Maui County TAT portal (listed under Maui County).

Links to source pages (as provided)

• Maui County: Short-Term Rentals portal — www.mauicounty.gov/1377/Short-Term-Rentals
• Maui County: Short-Term Rental Home (STRH) Application — www.mauicounty.gov/1874/Short-Term-Rental-Home-STRH-Application
• Maui County: Zoning & Flood Confirmation (MAPPS) — hi-mauicountymapps.civicplus.com/208/ZAED-Land-Use-Designation-Form
• Maui County: Ordinance 5300 (effective Nov 26, 2021) — www.mauicounty.gov/DocumentCenter/View/130739/Ord-5300
• Maui County: Permitted Short-Term Rental Homes (STRH) List (issued/renewed through 10/08/2025) — www.mauicounty.gov/DocumentCenter/View/14762/Approved-Short-Term-Rental-Homes-List?bidId=-
• Maui County: Bed & Breakfast Home Permit page — www.mauicounty.gov/1206/Bed-and-Breakfast-Permit
• Maui County: Conditional Use Permit page — www.mauicounty.gov/1250/Conditional-Permit
• Maui County: Land Use Commission Special Use Permit page — www.mauicounty.gov/1283/Land-Use-Commission-Special-Use-Permit
• Maui County: TAT registration information — www.mauicounty.gov/2466/Transient-Accommodations-Tax
• Hawaii State GET general information — tax.hawaii.gov/geninfo/get/
• Blog commentary on Maui STR rules and pending legislative proposals (contextual, not authoritative) — www.mauieliteproperty.com/blog/short-term-rental-rules-on-maui-in-2025.html

Investor note: The “Minatoya”‑type pre‑existing STR eligibility for certain condos/apartments applies across the State and is central to Maui’s STR inventory, but availability is property‑specific and not blanket authorization for all units in Paia. For single‑family operations, plan on the STRH/B&B permitting pathway and quota constraints in the Paia‑Haiku CPA.